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Eddystone Borough Revitalization Study

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Eddystone Borough Revitalization Study EDDYSTONE BOROUGH REVITALIZATION STUDY Prepared by: Delaware Valley Regional Planning Commission June 1990 EDDYSTONE BOROUGH REVITALIZATION STUDY Prepared by: Delaware Valley Regional Planning Commission The Bourse Building Twenty-One South Fifth Street Philadelphia, Pennsylvania 19106 June 1990 The Delaware Valley Regional Planning Commission (DVRPC) logo is adapted from the official seal of the Commission and is designed as a stylized image of the Delaware Valley. The outer ring symbolizes the region as a whole while the diagonal bar signifies the Delaware River flowing through it. The two adjoining crescents represent the Commonwealth of Pennsylvania and the State of New Jersey. The logo combines these elements to depict the areas served by DVRPC. Created in 1965, DVRPC provides continuing, comprehensive and coordinated planning for the orderly growth and development of the Delaware Valley region. The interstate region includes Bucks, Chester, Delaware and Montgomery counties in Pennsylvania, and the City of Philadelphia; and Burlington, Camden, Gloucester, and Mercer counties in New Jersey. The Commission is an advisory agency which divides its planning and service functions between the Office of the Executive Director, the Office of Public Affairs, and four Divisions: Transportation Planning, Strategic Planning, Regional Information Services Center, and Finance and Administration. DVRPC's mission for the 1980s is to conduct high priority short term strategic studies for member governments and operating agencies, develop a long range comprehensive plan and provide technical assistance, data and services to the public and private sector. The preparation of this report was funded through federal grants from the U.S. Department of Transportation's Federal Highway Administration (FHWA) and Urban Mass Transportation Administration (UMTA), as well as by DVRPC's member governments. DELAWARE VALLEY REGIONAL PLANNING COMMISSION Publication Abstract TITLE Date Published: 1990 EDDYSTONE BOROUGH Pub 1 i cat ion No. 90016 REVITALIZATION STUDY Geographic Area Covered: Borough of Eddystone, Delaware County, Pennsylvania Key Words: Study area profile, transportation analysis, revitalization factors, development climate, industrial property ownership, zoning· revisions, land use controls,· integrated redevelop­ ment, riverfront development ABSTRACT Contains information on population, employment, housing, land use and the existing transportation "network. Discusses factors which will enhance or deter potential revitalization of previously industrial parcels. Inventories major property ownership and prospective development plans. Recommends zoning revisions; coordinated redevelop­ ment of vacant or under-utilized parcels; review of local land development regulations; provision of lighting, landscaping and informational signs; local public access to the Delaware River waterfront; and local access improvements. For MoTt Information Contact: Delaware Valley Regional Planning Commission Regional Information Services Center The Bourse Building 21 South 5th Street Philadelphia Pa. 19106 (215) 592-1800 TABLE OF CONTENTS EXECUTIVE SUMMARY ........................... 1 L INTRODUCTION ................................. 3 Study Origin and Purpose . 3 Local and County Plans .................... 4 II. STUDY AREA PROFILE ............................ 9 Study Area Boundaries . 9 Population . 9 Employment ................................ 10 Housing ................................... 10 Land Use .................................. 15 Summary .................................. 16 III. TRANSPORTATION ............................... 21 Highways .................................. 21 Public Transit . 22 Programmed Improvements ..................... 27 Amtrak and Conrail Service . 29 Air Services . 29 Port Facilities ................................ 30 Summary .................................. 31 IV. OTHER FACTORS AFFECTING REVITALIZATION ......... 33 Existing Zoning .............................. 33 Public Water ................................ 34 Public Sewage . 34 Natural Features ...................... " ...... " 41 Development Climate . " . 41 (Continued) TABLE OF CONTENTS - CONTINUED V. MAJOR INDUSTRIAL PROPERTY OWNERS. 43 Summary ................................... 49 VI. SUMMARY AND RECOMMENDATIONS .................. 51 Strengths ................................... 51 Weaknesses ................................. 52 Needs. 53 Recommendations . 53 Summary ................................... 62 VII. POTENTIAL FUNDING SOURCES . 63 Federal Programs ............................. 63 State Programs ............................... 64 County Assistance. 65 BIBLIOGRAPHY . 67 ii LIST OF TABLES Page I. POPULATION AND EMPLOYMENT, 1980-2010 ............. 13 II. 1980 LAND USE ................................... 17 III. EXISTING NON-INDUSTRIAL ZONING ................... 35 IV. EXISTING INDUSTRIAL ZONING. 37 V. PROPERTY OWNERSHIP. 45 LIST OF FIGURES Page I. LOCATION MAP ................................. 5 II. PRIMARY STUDY AREA ........................... 11 III. 1980 LAND USE ................................. 19 IV. TRANSPORTATION ............................... 23 V. PUBLIC TRANSPORTATION ........................ 25 VI. EXISTING ZONING ............................... 39 VII. PROPERTY OWNERSHIP .......................... 47 VIII. RECOMMENDATIONS ............................ 55 iii EXECUTIVE SUMMARY The Borough of Eddystone is a riverfront community dominated by the heavy manufactur­ ing land uses typical of the Delaware County waterfront during past decades. Approximately 12% of the total acres occupied by manufacturing uses in Delaware County overall were located in Eddystone in 1980, even though the Borough contains less than 1% of the total land acres of the county. Several Eddystone sites previously occupied by industrial uses are now vacant or under­ utilized, due to the decline of the manufacturing sector both regionally and nationally. The area's multi-modal transportation network enhances the potential for redevelopment of these sites. The opportunity to attract new heavy industrial users to the waterfront appears limited, however, given existing economic conditions and market demand. Developers will probably find the available Eddystone sites attractive for uses other than heavy manufacturing, including warehouse and distribution; light industrial uses; general offices; flex space; research facilities; or other service-oriented uses. The Eddystone Borough Revitalization Study was initiated by the Delaware County Planning Department in recognition of the area's revitalization potential and the importance of Eddystone and other waterfront communities in relation to the County's overall economic development strategy. STUDY AREA STRENGTHS Eddystone Borough is located approximately five and one-half miles south of the City of Philadelphia along the Delaware River. Several vacant or under-utilized sites are located in the Borough, offering a reasonably priced alternative to more expensive suburban development locations. The number of major property owners is limited, facilitating unified and cooperative revitalization efforts. An available labor supply for future employers exists in Philadelphia and the City of Chester. Public water and sewer are available on all potential development sites. The existing physical separation between residential and non-residential properties minimizes the potential for conflicts between adjacent uses. Additionally, the traditionally supportive relationship between the residential community and the industrial community along the riverfront enhances the potential for revitalization of Eddystone's non-residential sites. The area's multi-modal transportation system is one of Eddystone's primary assets. The Borough is located in close proximity to both Interstate 95 and Interstate 476 (the infamous "Blue Route.") Local and regional highway access is also provided by Chester 1 Pike (the Borough's northern boundary) and the Industrial Highway, which traverses Eddystone. Two SEPTA bus routes and the R-2 commuter rail line service the Borough. Freight rail service is available to all industrial sites, and passenger and freight air services are provided at the Philadelphia International Airport, located three miles northeast of Eddystone. Penn Terminals, a subsidiary ofthe Pennsylvania Shipbuilding Company, has developed a significant shipping facility along the river in Eddystone Borough. STUDY AREA WEAKNESSES The manufacturing sector, traditionally Eddystone's dominant land use, has declined in recent years, both regionally and nationally. Existing warehouse buildings on some sites may not be easily adaptable to the needs of modern office and industrial users, and may be costly to demolish and remove. Environmental contamination from previous heavy manufacturing uses is possible. A potential exists for conflicts between uses on adjacent parcels, given the existing "heavy industry" zone which covers the majority of the Borough. Certain sites lack access to the Industrial Highway or Chester Pike, and prospective developers believe that it may also be difficult to access Interstate 95 from the Borough. The Borough lacks any public access to the waterfront. Previous studies have also identified as a problem the lack of a cohesive and identifiable industrial "corridor" along the Delaware County waterfront, primarily the result of the lack of design elements such as lighting, landscaping and informational signs. STUDY RECOMMENDATIONS The study
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